The complete guide to tenancy agreements in 2026 (with template)
If you have a tenancy agreement template saved on your computer from before May 2026, it is now legally obsolete. On 1 May 2026 the Renters' Rights Act abolished fixed-term assured shorthold tenancies in England. Every new tenancy is an assured periodic tenancy, and the agreement you sign has to reflect a set of rules that did not exist when most free templates were written. This guide explains what a tenancy agreement must contain now, which clauses are no longer allowed, and what to do about tenants you already have.
Why your old AST template is obsolete
Three changes make pre-2026 templates unusable. First, there is no such thing as a fixed term any more - a clause granting a "12 month term" describes a tenancy type that no longer exists, so the document misstates the legal position from page one. Second, Section 21 is gone, which means any wording about ending the tenancy "at the end of the term" or by no-fault notice is wrong; possession now runs through Section 8 grounds only. Third, several once-standard clauses are now unenforceable or actively unlawful, and leaving them in an agreement invites disputes you will lose.
If you want the full background on how periodic tenancies work day to day, we cover that in our guide to assured periodic tenancies.
What a tenancy agreement must include in 2026
The Act introduced a new legal duty: before a new tenancy is signed, the landlord must give the tenant a written statement of terms. The statement can be a separate document, but the cleanest approach is a written agreement that contains everything the statement requires. At minimum it needs to cover:
| Requirement | What it means in practice |
|---|---|
| Parties and property | Full names of landlord and tenant(s) and the address being let |
| Rent and payment | The rent, the rent period (usually monthly), how and when it is paid, and the tenancy start date |
| How the tenancy ends | Confirmation the landlord can only end it via a court order on a Section 8 ground, and the tenant can leave on two months' notice |
| Repairs and safety | The landlord's repairing obligations, safety duties and fitness for habitation responsibilities |
| Tenant rights | Key statutory rights, including the right to request a pet, which cannot be unreasonably refused |
A good agreement then adds the practical layer the statute does not write for you: deposit and inventory arrangements, utilities and council tax, access for inspections, condensation and ventilation care, and what happens if things go wrong. That is the part that actually protects you in a dispute.
Clauses you can no longer write
- Blanket pet bans. Tenants can request a pet in writing, you have 28 days to respond, and refusal must be reasonable. You cannot demand an extra pet deposit or insurance as a condition.
- Rent review clauses. Any mechanism inside the agreement for raising rent is unenforceable. The only lawful route is a Section 13 notice on Form 4A, once per 12 months, with at least two months' notice.
- Large rent in advance. You can take a maximum of one rent period in advance (one month for monthly tenancies), and you cannot ask for or accept any rent before both parties have signed.
- Deposits above the cap. Five weeks' rent remains the maximum for most tenancies, protected in a government scheme within 30 days.
- Discriminatory terms. Terms that exclude tenants with children or those receiving benefits are prohibited.
Existing tenants: do you need a new agreement?
No. Tenancies that existed before 1 May 2026 converted to assured periodic tenancies automatically, and the existing written agreement stays in place - the new rules simply override anything inconsistent with them. Landlords had to give existing tenants the government's official information sheet by 31 May 2026. Where you do want a fresh start - a renewal conversation, a new sharer, or terms that no longer reflect reality - issue a compliant 2026 agreement rather than amending the old one clause by clause.
Template or personalised pack?
A template is a starting point; the risk sits in the gaps you fill in yourself. A personalised pack is built from your answers - names, address, rent, deposit, start date - so the document arrives consistent and complete, alongside the serving checklist and record-keeping that make it stand up later.
Need a compliant tenancy agreement today?
Our Tenancy Agreement Pack builds a personalised assured periodic tenancy agreement from your answers - including the written statement of terms, a serving checklist, a plain-English landlord guide and a rent book - delivered instantly as PDF and Word. £29, one-off.
Build my agreement →Frequently asked questions
Do I need a written tenancy agreement in 2026? In practice, yes. The written statement of terms is a legal requirement before signing, and a proper written agreement is the simplest way to meet it.
Can I still use my old AST template? No. It describes a tenancy type that no longer exists and will contain unenforceable or unlawful terms.
Do existing tenants need a new agreement? No - their tenancies converted automatically. You only need a new agreement when you would naturally issue one anyway.
How long can a tenancy agreement be? There is no length. All tenancies are periodic: the tenant can leave on two months' notice, and the landlord needs a Section 8 ground and a court order.
This guide is general information for landlords in England, not legal advice for your specific circumstances. Check GOV.UK for the current requirements before signing a new tenancy.